Two-storey extensions for end-of-terrace houses in Merseyside

Merseyside at a glance

Nation: England
Price region: North West England
Postcode areas: CH, L, PR, WA
Towns covered: 42 listed below, plus surrounding villages
Approval route: Planning permission is needed: in England, permitted development only allows single-storey extensions to the side.
Site visits: Free, no obligation

What a two-storey extension for an end-of-terrace house involves

This service suits you if you own an end-of-terrace house with land to the side or a reasonable rear garden.

Across Merseyside we cover Liverpool (L1), Birkenhead (CH41), St Helens (WA9), Southport (PR8), Wallasey (CH44) and Bootle (L22), plus the smaller places around them.

Guide price in North West England

Our guide for North West England is £1,950–£2,610 per m² including VAT. On a project with a 3 m × 7 m footprint on two floors (42 m² of new floor space), that puts a two-storey extension for an end-of-terrace house in Merseyside at roughly £82,000–£109,500. Professional fees for drawings and the structural engineer are listed separately on our prices page.

Spec	Per m²	Typical project
Essential	£1,790–£2,400 per m²	£75,500–£101,000
Standard	£1,950–£2,610 per m²	£82,000–£109,500
Premium	£2,340–£3,130 per m²	£98,000–£131,500

Rules in England

In England, a two-storey side extension on an end-of-terrace house always needs planning permission, costing £548 (or £575 for applications made from 8 December 2026). A two-storey rear extension can be permitted development within 3 m of the original rear wall and 7 m from the rear boundary. On a corner plot, nothing can go beyond a side wall that fronts a highway under permitted development.

Approval in England: Householder planning application: £548 (or £575 for applications made from 8 December 2026). Lawful development certificate: £274 (about £288 for applications from 8 December 2026). Councils should decide householder applications within 8 weeks of validation.

Building regulations: Building regulations approval (full plans recommended) from the council or a registered building control approver, with a completion certificate at the end.

The Party Wall etc. Act 1996 applies, so notices may be needed for work on or near a shared wall or boundary.

Getting the design right

Continuing the terrace roof

A side extension on an end-of-terrace house usually continues the roofline of the row, so the pitch, eaves height and tiles must match. A small step down in the ridge and a set-back at the front often help the extension read as an addition rather than an extra house.

Corner plots

Many end-of-terrace houses sit on corners, where the side wall faces a road. In England nothing can be built beyond a side wall that fronts a highway under permitted development, and councils guard open corners, so we keep a gap to the pavement and design the side wall as a second front.

How we work in Merseyside

Visit and first ideas
One of our team visits your house in Merseyside, checks the walls, roof and drains, and sketches out options with you.
Drawings and permission
Our designers produce plans and elevations, then we take care of planning or permitted development checks with the council covering Merseyside.
Fixed price in writing
With approved drawings and calculations, we give you a fixed build price and a programme you can plan around.
Build it
The new structure goes up first, then we open into the house, finish inside and get the completion certificate.

Towns we cover in Merseyside

Two-storey extensions for end-of-terrace houses in Merseyside: questions

How much does a two-storey extension for an end-of-terrace house cost in Merseyside?

In North West England our guide is £1,950–£2,610 per m² including VAT, so about £82,000–£109,500 for a 3 m × 7 m footprint on two floors (42 m² of new floor space). Essential and Premium specs move that by roughly 8% down or 20% up.

Are old terrace foundations strong enough to extend next to?

Usually, but they need checking. Older terraces often have shallow brick footings, and a new two-storey extension sits on deeper, modern foundations alongside them. The structural engineer designs the junction so the two can move slightly without cracking, and we dig trial holes to see what is there before the design is fixed.

Can I build a two-storey side extension on a corner plot?

Often, but it needs planning permission and careful design. Councils protect the openness of corners and the view along the road, so they usually expect a gap to the pavement, a set-back from the front and a side wall with windows rather than a blank wall. We check local guidance and nearby examples first.

Can an end-of-terrace house have a wraparound extension?

Yes, if there is room to the side and rear. It combines a side extension over the open plot with a rear extension, and it always needs planning permission in England. It gives a large open-plan ground floor, but it also affects the attached neighbour and the street, so we test it carefully.

Will I need planning permission in Merseyside?

Merseyside is in England. Planning permission is needed: in England, permitted development only allows single-storey extensions to the side.

Neighbouring areas

All extension services in Merseyside · About two-storey extensions for end-of-terrace houses